Attachment B - Staff Report - Z-18-20-8

City of Phoenix — Formal (2020-09-02)

Extracted text (via pymupdf) 39864 characters

Staff Report Z-18-20-8
July 8, 2020
Central City Village Planning Committee
Meeting Date:
July 13, 2020
Planning Commission Hearing Date:
August 6, 2020
Request From:
C-1 TOD-1 (Neighborhood Retail
District, Interim Transit-Oriented
Zoning Overlay District One) (2.33
acres), C-3 TOD-1 (General
Commercial District, Interim Transit-
Oriented Zoning Overlay District One)
(0.67 acres)
Request To:
WU Code T5:6 EG (Walkable Urban
Code, Transect T5:6 District, Transit
Eastlake-Garfield Character Area)
(3.00 acres)
Proposed Use:
Multifamily residential with ground
floor retail
Location:
Northwest corner of 12th Street and
Washington Street
Owners:
Urban Phoenix Holding, LLC
Applicant:
George Pasquel III, Withey Morris,
PLC
Representative:
George Pasquel III, Withey Morris,
PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Commercial
Street Map Classification
12th Street
Minor
Collector
40-foot west half street
Washington
Street
Arterial with
Light Rail
50-foot north half street
Attachment B

Staff Report: Z-18-20-8
July 8, 2020
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CONNECT PEOPLE AND PLACES CORE VALUE; INFILL DEVELOPMENT;
LAND USE PRINCIPLE: Promote and encourage compatible infill development
with a mix of housing types in neighborhoods close to employment centers,
commercial areas, and where transit or transportation alternatives exist.

The proposed development is located within the Eastlake-Garfield Transit Oriented
Development (TOD) District. The Eastlake-Garfield TOD Policy Plan identified the
site to be suitable to redevelop and retrofit for mixed use. The proposal for multifamily
residences and ground floor retail is consistent with the mixed-use redevelopment
vision identified in the Eastlake-Garfield TOD Policy Plan.

CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED
DEVELOPMENT; LAND USE PRINCIPLE: Encourage high-density housing and
high intensity employment uses to locate adjacent or close to transit stations
per adopted transit district plans.

The proposed development is located within the Eastlake-Garfield Transit Oriented
Development (TOD) District on Washington Street, directly north of the 12th Street
and Washington Street light rail station and adjacent to numerous bus routes along
both 12th Street and Washington Street. The proposed multifamily project is
appropriately situated at this location.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.

The proposed development will provide new housing options within the Village. The
Eastlake-Garfield TOD Policy Plan identified the area as needing 5,467 additional
housing units by the year 2035. Similarly, Housing Phoenix Plan identified a need for
163,067 additional housing units throughout the city. The proposed development will
contribute to the stated housing need in the area.

BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.

The proposed development, as stipulated, provides trees and shade which will
reduce the urban heat island effect while also improving thermal comfort to site users
and the surrounding neighborhood.

Staff Report: Z-18-20-8
July 8, 2020
Page 3 of 14

Applicable Plans, Overlays and Initiatives
Transit Oriented Development Strategic Policy Framework – See Background
Item No. 8 below.

Eastlake-Garfield Transit Oriented Development Policy Plan – See Background
Item No. 9 below.

Tree and Shade Master Plan – See Background Item No. 10 below.

Complete Streets Guidelines – See Background Item No. 11 below.

Comprehensive Bicycle Master Plan – See Background Item No. 12 below.

Housing Phoenix Plan – See Background Item No. 13 below.

Reimagine Phoenix – See Background Item No. 14 below.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Vacant office, restaurant
C-1 TOD-1, C-3 TOD-1
North
Multifamily residences
R4-A TOD-1
South (across
Washington Street)
Office, surface parking lot
WU Code T5:7 EG, PUD
(Washington Enclave)
East (across 12th Street)
Vacant land
PUD (The Liberty)
West
Office
C-1 TOD-1

Walkable Urban Code
T5:6
*variance required or
design alternative
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
N/A
3.00
Total Number of Units
N/A
270
Density
No Maximum
90 dwellings per acre
Building Height
80-foot maximum
63 feet (Met)
Parking – Per Section 702
• 25% reduction when
within 1,320 feet of a
light rail stop
290 spaces minimum

382 spaces (Met)
Bicycle Parking
(Section 1307.H.6.d.)
Minimum 0.25 per residential
unit, with a maximum of 50
required spaces
Not Shown
(See Background
Item No. 12)

Staff Report: Z-18-20-8
July 8, 2020
Page 4 of 14

Walkable Urban Code
T5:6
*variance required or
design alternative
Streetscape Standards
(Section 1312.B)
Arterial Streets – Light Rail
Corridor (Washington
Street)
8-foot sidewalk (minimum)

5-foot landscape (minimum)
10 feet (Met)

5 feet (Met)
Minor Collector (12th Street) 5-foot sidewalk (minimum)

5-foot landscape (minimum)
7 feet (Met)

10 feet (Met) (See
Background Item No.
10)
Main Building Setbacks
Primary Frontage
(Washington Street)
12-foot maximum
12 feet (Met)
Secondary Frontage (12th
Street)
10-foot maximum
0 feet (Met)
Side (North)
0-foot minimum
0 feet (Met)
Side (West)
0-foot minimum
0 feet (Met)
Parking Setbacks
Primary Frontage
(Washington Street)
30-foot minimum or behind
building
Behind building (Met)
Secondary Frontage
(12th Street)
20-foot minimum, 10-foot
landscape setback from street
right-of-way
Approximately 20 feet
(10-foot landscape
setback - not met)
Lot Requirements
Lot Coverage
80% maximum
90%* (Not Met)
Primary Building Frontage
70% minimum
Approximately 89%
(Met)
Secondary Building
Frontage
50% minimum
Approximately 91%
(Met)
Frontage Types Allowed
Primary Frontage
All frontages or alternative
frontages
Patio, Storefront (Met)

Background/Issues/Analysis

SUBJECT SITE
1. This request is to rezone a 3.00-acre site located at the northwest corner of
12th Street and Washington Street from C-1 TOD-1 (Neighborhood Retail
District, Interim Transit-Oriented Zoning Overlay District One) and C-3 TOD-1
(General Commercial District, Interim Transit-Oriented Zoning Overlay District
One) to WU Code T5:6 EG (Walkable Urban Code Transect T5:6 District,
Transit Eastlake-Garfield Character Area) to allow multifamily residential and

Staff Report: Z-18-20-8
July 8, 2020
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ground floor retail. The site is directly north of the 12th Street and Washington
Street light rail station and is adjacent to two bus stops, one on 12th Street and
one on Washington Street. The site is within the Eastlake-Garfield Transit
Oriented Development Policy Plan area.

SURROUNDING LAND USES AND ZONING
2. The site contains vacant office
buildings and a restaurant. A portion
of the buildings on site will be
subject to a 30-day demolition hold,
as they are more than 50 years old.
The property to the north is zoned R-
4A TOD-1 and is an affordable
senior multifamily housing complex.
To the east across 12th Street is
vacant land zoned PUD. To the
south across Washington Street is
an office building and surface
parking lot zoned PUD and WU
Code T5:7 EG. To the west is an
office building zoned C-1 TOD-1.
The request to rezone to WU Code
T5:6 EG is generally consistent and
compatible with the surrounding
zoning.
Figure A: Site Context and Surrounding
Land Uses

Source: Planning and Development
Department

GENERAL PLAN LAND USE MAP DESIGNATIONS
3. The General Plan Land Use Map
designation of the site is
Commercial, which is consistent with
the request to rezone to WU Code
T5:6 EG.

Figure B: General Plan Land Use Map
Designation

Source: Planning and Development
Department

Staff Report: Z-18-20-8
July 8, 2020
Page 6 of 14

4. Site Plan
The conceptual site plan proposes a five story building up to 63 feet in height.
The ground level will include residential units with patio frontages, retail, a bike
repair room, parking, event and flex space and a lobby.
The proposed site plan shows trees
lining the sidewalks on both
Washington Street and 12th Street. To
create an enhanced pedestrian
environment, staff proposes increased
tree caliper sizes to provide a greater
level of shade due to the proximity of
the light rail station. The planting
requirement is addressed in
Stipulation No. 1. Stipulation No. 8
requires a minimum 10-foot wide
landscape area along 12th Street, to
provide ample room for tree growth. In
addition, a pedestrian pathway shaded
to 75 percent will be provided from the
main entrance of the building to the
bus stop on Washington Street. This is
addressed in Stipulation No. 10.

Figure C: Conceptual Site Plan

Source: Nelsen Partners, Inc.
5. As a primary purpose of the Walkable Urban Code and due to the site’s
proximity to public transit, several stipulations address pedestrian safety.
Stipulation No. 11 requires all street improvements to be built according to ADA
accessibility standards. Stipulation No. 6 requires stamped or colored concrete,
decorative pavers or another material to be placed across drive aisles to alert
drivers of pedestrians. Stipulation No. 7 requires high visibility pedestrian
crosswalks across both 12th Street and Washington Street.

6. Twelfth Street is designated with a
proposed bike lane in the Eastlake-
Garfield TOD Policy Plan and the
Comprehensive Bicycle Master Plan.
To create a bike-supportive
environment, bicycle infrastructure is
incorporated into the proposed project.
Stipulation No. 2 requires 12 short-
term bicycle parking spaces to be
located near building entrances.
Stipulation No. 3 requires a bicycle
repair fix-it station on site or within the
main building.
Figure D: Mobility Element Opportunities
Map

Source: Eastlake-Garfield TOD Policy
Plan, Planning and Development
Department

Staff Report: Z-18-20-8
July 8, 2020
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7. Conceptual Elevations
Section 1304.C. of the Zoning Ordinance requires that all sides of a building
exhibit design continuity and multiple exterior accent materials. Further,
Section 1305.B.6. requires corner lots abutting an arterial street and along the
Light Rail Corridor to enhance the pedestrian and transit-oriented environment
through at least one of the following:

a) Distinctive massing, angled or rounded building corners, courtyards and
plazas;
b) Architectural features, colors and materials, public art;
c) Public entrances should be defined by the use of distinctive materials
and colors, and architectural elements;
d) Primary entrances should be at the corner or facing both streets.

The provided conceptual elevations show multiple exterior accent colors,
materials, and design continuity throughout all sides of the building. The
proposed brick material is compatible with the surrounding developments to the
east and the overall area. The proposed building contains distinctive
architectural features at the southeast corner of the site and the public entrance
on Washington Street.

Figure E: Conceptual Elevations

Source: Nelsen Partners, Inc.

Staff Report: Z-18-20-8
July 8, 2020
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STUDIES AND POLICIES
8. Transit Oriented Development Strategic Policy Framework
The Transit Oriented Development Strategic Policy Framework is part of the
city’s General Plan which identified planning typologies to describe urban
environments. The identified environment for the 12th Street and Washington
Street light rail station area is Major Urban Center. A Major Urban Center is a
place type characterized by medium to high intensity uses, with building heights
typically from four to eight stories, with incentive heights of up to fifteen stories.
Land uses may include entertainment, retail, mid-rise living and office
employment. The proposed project falls within the parameters of the Major
Urban Center place type.

9. Eastlake-Garfield Transit Oriented Development Policy Plan
The site is located within the Eastlake-Garfield TOD
(Transit Oriented Development) District, the boundaries
for which are Interstate 10 on the east and north, 7th
Street on the west, and the Union Pacific Railroad on the
south. The Policy Plan adopted for the Eastlake-Garfield
TOD District provides a blueprint for fully achieving the
transformative potential of light rail in a sustainable
manner. Changes advocated in the plan can lower
transportation costs for residents, create new business
opportunities, encourage active, healthy lifestyles, ensure
Phoenix increases its competitive advantage in the global
marketplace, and improve prosperity by growing the economy in locations with
existing infrastructure and public services. In order to realize the implementation
of the vision and master plan for the Eastlake-Garfield TOD District, one key
recommendation is the implementation of the Walkable Urban Code, a form-
based zoning code. The request to rezone to Walkable Urban Code is
appropriate because the proposal will further the goals of the Eastlake-Garfield
TOD Policy Plan to increase transit-oriented developments along the light rail
corridor.

The Eastlake-Garfield TOD Policy
Plan used the Minor Urban Center
place type to determine the
recommended scale and character
of the area around the 12th Street
and Washington Street light rail
station, as illustrated in both the
conceptual master plan and the
conceptual zoning plan. The subject
site has a suggested zoning
Figure F: Conceptual Zoning Plan

Source: Eastlake-Garfield TOD Policy Plan,
Planning and Development Department
Subject Site

Staff Report: Z-18-20-8
July 8, 2020
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designation of T5:5. After the adoption of the Eastlake-Garfield TOD Policy
Plan, the Phoenix City Council approved an update to the TOD Strategic Policy
Framework that designated the 12th Street and Washington Street place type
as a Major Urban Center. A Major Urban Center place type supports medium to
high intensity uses, with building heights typically from four to eight stories. The
request for transect of T5:6 is consistent with the Major Urban Center place
type.

10. Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. The general development standards of the Walkable
Urban Code require that 75 percent of sidewalks and pedestrian ways be
shaded. Staff is recommending Stipulation No. 1 to provide increased tree
planting standards along 12th Street and Washington Street. Stipulation No. 8
requires a minimum 10-foot-wide landscaped area between the sidewalk and
back of curb along 12th Street to provide adequate space for trees. In addition,
Stipulation No. 10 requires a shaded pedestrian pathway from the main
entrance of the building to the bus stop on Washington Street.

11. Complete Streets Guidelines
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide
an accessible, safe, connected transportation system to include all modes, such
as bicycles, pedestrians, transit, and vehicles.

The proposal includes shaded sidewalks which will increase the thermal comfort
for those walking to and from nearby transit and those patronizing local
businesses. The proposal also includes several bicycle racks for visitors and
bicycle storage for residents, as required in Stipulations Nos. 2 and 3.
Stipulations Nos. 6 and 7 require pedestrian safety features such as stamped or
colored concrete, decorative pavers or other materials across the driveway
aisles, and the installation of high visibility pedestrian crosswalks at 12th Street
and Washington Street.

12. Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of
destinations. It is recommended that two types of parking be provided on the
property: secured parking for residents, and short-term rack parking for guests.
Providing secure bicycle parking for residents and parking for guests of the
development is supportive of multimodal travel options and will encourage
residents to use biking as an alternative mode of transportation. This is

Staff Report: Z-18-20-8
July 8, 2020
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addressed in Stipulation No. 2. A bicycle repair station provided within the
building or on site will also promote bicycling as an alternative mode of
transportation and is addressed in Stipulation No. 3.

13. Housing Phoenix Plan
On Tuesday, June 16, 2020 the Phoenix City Council approved the Housing
Phoenix Plan. This Plan contains policy initiatives for the development and
preservation of housing with vision of creating a stronger and more vibrant
Phoenix through increased housing options for residents at all income levels
and family sizes. The proposed development supports the Plan’s goal of
creating 50,000 homes by 2030 by locating new units in an area of opportunity
adjacent to light rail, a vital community amenity.

14. Reimagine Phoenix
As part of the Reimagine Phoenix initiative, the City of Phoenix is committed to
increasing the waste diversion rate to 40 percent by 2020 and to better manage
its solid waste resources. Section 716 of the Phoenix Zoning Ordinance
establishes standards to encourage the provision of recycling containers for
multifamily, commercial and mixed-use developments meeting certain criteria.
The applicant stated that recycling options such as valet trash programs or
onsite recycling dumpsters located in a trash room or other on-site locations will
be provided.

COMMUNITY INPUT SUMMARY
15. The applicant has completed the Citizen Participation requirements as outlined
in the Rezoning Process Packet. The required mailings and site posting
generated attendance at the virtual neighborhood meeting. There were ten
community members in attendance. At the time this staff report was written,
staff has not received any community correspondence in support or opposition.

INTERDEPARTMENTAL COMMENTS
16. The Floodplain Division of the Public Works Department determined the site is
not in a Special Flood Hazard Area (SFHA), but located in a Shaded Zone X, on
panel 2210 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013.

17. The City of Phoenix Water Services Department has noted the property has
existing water and sewer mains that can potentially serve the proposed
development, however water capacity is a dynamic condition that can change
over time due to a variety of factors. The Water Services Department also
requested that the development split sewer flows by tapping into the sewer main
in the alley north of the subject site and the sewer main within 12th Street.

18. The Street Transportation Department requested that all street improvements be
constructed to ADA accessibility standards, the developer fund and install high
visibility pedestrian crosswalks across 12th Street and Washington Street, a

Staff Report: Z-18-20-8
July 8, 2020
Page 11 of 14

minimum 10-foot-wide landscape strip be installed between the back of curb and
sidewalk along 12th Street, that the alley north of the subject site be improved
per local paving standards, and that a shaded pedestrian pathway be provided
from the main building entrance to the bus stop along Washington Street. The
referenced comments are addressed in Stipulation Nos. 7, 8, 9, 10 and 11.

19. The Public Transit Department requested that the transit pad on 12th Street be
reconstructed to Standard Detail P1260 with a minimum depth of 10 feet, and
the transit pad along Washington Street be retained per Standard Detail P1262,
as stated in Stipulation Nos. 4 and 5.

20. The Fire Department indicated there are no problems anticipated with the case
and that the site and/or buildings shall comply with the Phoenix Fire Code.
Further, the Department commented that they do not know the water supply at
this site and noted that additional water supply may be required to meet the
required fire flow per the Phoenix Fire Code.

21. The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of City of Phoenix Sky Harbor International
Airport (PHX) to future owners or tenants of the property. The Aviation
Department also requires that the project receive a No Hazard Determination
from the FAA and that the property owner grant and record an avigation
easement. These are addressed in Stipulation Nos. 12 through 14.

OTHER
22. The site is located in a larger area identified as being archaeologically sensitive.
If further review by the City of Phoenix Archaeology Office determines the site
and immediate area to be archaeologically sensitive, and if no previous
archaeological projects have been conducted within this project area, it is
recommended that archaeological Phase I data testing of this area be
conducted. Phase II archaeological data recovery excavations may be
necessary based upon the results of the testing. A qualified archaeologist must
make this determination in consultation with the City of Phoenix Archaeologist. In
the event archaeological materials are encountered during construction, all
ground disturbing activities must cease within a 33-foot radius of the discovery
and the City of Phoenix Archaeology Office must be notified immediately and
allowed time to properly assess the materials. This is addressed in Stipulation
Nos. 15 through 17.

23. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Other formal actions such as, but not limited to, zoning adjustments and
abandonments, may be required.

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July 8, 2020
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Findings

1. The proposal is consistent with the surrounding entitlements and approved
policy plans.

2. This infill proposal provides a new housing option to contribute to the mix of
housing types in the area.

3. The proposed increased scale and intensity is supported by the TOD Strategic
Policy Framework and the Eastlake-Garfield TOD Policy Plan in proximity to
the light rail corridor.

Stipulations

1.
All trees required per Section 1309 shall be a minimum of 3-inch caliper large
canopy, single-trunk, shade trees as approved by the Planning and Development
Department. When possible, the developer should use existing trees and
landscaping to meet the landscaping requirements.

2.
All required bicycle parking per Section 1307.H.6 of the Phoenix Zoning Ordinance
shall be secured parking. In addition, a minimum of six inverted U-bicycle racks (12
spaces), artistic style racks (in adherence to the City of Phoenix Preferred Designs in
Appendix K or the Comprehensive Bicycle Master Plan) or Outdoor/Covered Bicycle
Facilities shall be provided for guests. These facilities shall be located near building
entrances and installed per the requirements of Section 1307.H of the Zoning
Ordinance and approved by the Planning and Development Department.

3.
A bicycle repair station (“fix it station”) shall be provided on the site or within the main
building. The station shall include but not limited to: standard repair tools affixed to
the station; a tire gauge and pump; and a bicycle repair stand which allows pedals
and wheels to spin freely while making adjustments to the bike, as approved by the
Planning and Development Department. In the event the site does not develop as
multifamily residences, alternate transit-oriented development amenities may be
approved by the Planning and Development Department.

4.
Right-of-way shall be dedicated and a transit pad shall be constructed with a
minimum depth of 10 feet (Standard Detail P1260) along southbound 12th Street
north of Washington Street, as approved by the Planning and Development
Department. The transit pad shall be located not less than 50 feet north of the
intersection of 12th Street and Washington Street. Final placement of bus stop pad
shall be approved by the Public Transit Department.

5.
The right-of-way and transit pad with a minimum depth of ten feet (Standard Detail
P1262) shall be retained along westbound Washington Street west of 12th Street, as
approved by the Planning and Development Department. The transit pad shall be

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July 8, 2020
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spaced from the intersection of 12th Street and Washington Street according to City
of Phoenix Standard Detail P1258, as approved by the Public Transit Department.

6.
The developer shall provide clearly defined, accessible pathways, constructed of
decorative pavers, stamped or colored concrete, or other pavement treatment that
visually contrasts with the adjacent parking and drive aisle surfaces, as approved by
the Planning and Development Department.

7.
Prior to final site plan approval, the developer shall fund and submit an approved
striping plan for a high visibility pedestrian crosswalk across 12th Street and
Washington Street, as approved by the Street Transportation Department.

8.
The developer shall provide a minimum 10-foot-wide landscape area between the
sidewalk and back of curb along 12th Street, as approved by the Planning and
Development Department.

9.
The developer shall improve the alley per the local street paving standards for the
entire length of the site, as approved by the Planning and Development Department.

10. The developer shall provide a minimum 75 percent shaded pedestrian pathway from
the main building entrance to the bus stop along Washington Street, as approved by
the Planning and Development Department.

11.
The developer shall construct all streets within and adjacent to the development with
paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping
and other incidentals as per plans approved by the Planning and Development
Department. All improvements shall comply with all ADA accessibility standards.

12.
The developer shall provide a No Hazard Determination for the proposed
development from the FAA pursuant to the FAA’s Form-7460 obstruction analysis
review process, prior to construction permit approval, as per plans approved by the
Planning and Development Department.

13.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or tenants
of the property. The form and content of such documents shall be according to the
templates and instructions provided which have been reviewed and approved by the
City Attorney.

14.
The developer shall grant and record an aviation easement to the City of Phoenix for
the site, per the content and form prescribed by the City Attorney prior to final site
plan approval.

15.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the

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July 8, 2020
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development area for review and approval by the City Archaeologist prior to clearing
and grubbing, landscape salvage, and/or grading approval.

16.
If Phase I data testing is required, and if, upon review of the results from the Phase I
data testing, the City Archaeologist, in consultation with a qualified archaeologist,
determines such data recovery excavations are necessary, the applicant shall
conduct Phase II archaeological data recovery excavations.

17. In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33- foot
radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.
Writer
Sarah Stockham
July 8, 2020

Team Leader
Samantha Keating

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped May 22, 2020
Conceptual Elevations date stamped April 10, 2020

Z-225-84
Z-11-15
Z-201-84
Z-101-82
Z-76-88
Z-17-88
Z-31-11
Z-88-18
Z-27-14
Z-23-16
Z-46-07
Z-112-88
Z-17-88
*
*
*
*
*
*
*
WU T5:2 EG HP
C-3
C-3
R1-6
PUD
C-2
R-5
RI
R-3
C-3
C-1
C-2
H-R
C-3
C-3
R-5
PUD
WU T5:7 EG
C-1
R-5 RI
C-3
C-2 HR
C-1
R-4A
P-1
11TH ST
12TH ST
ADAMS ST
WASHINGTON ST
MONROE ST
TOD District
- Eastlake
Garfield
Transit Overlay
District
(TOD-1)
VAN BUREN ST
MC DOWELL RD
JEFFERSON ST
BUCKEYE RD
LOWER BUCKEYE RD
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
32ND ST
40TH ST
I - 10
I - 17
CENTRAL CITY VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-18-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.00 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-1 TOD-1, C-3 TOD-1
WU Code T5:6 EG
CONVENTIONAL OPTION
34, 9
No Maximum
* UNITS P.R.D. OPTION
40, 11
N/A
Withey Morris, PLC - George Pasquel III
DATE:
4/29/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 10-29
ZONING MAP
F-8
REQUESTED CHANGE:
FROM: C-1 TOD-1 ( 2.33 a.c.)
C-3 TOD-1 ( 0.67 a.c.)
TO:
WU Code T5:6 EG ( 3.00 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-18-20.mxd
Z-18-20
0.03
0
0.03
0.015
Miles

PROJECT INFORMATION
APN:
MULTIPLE (116-43-051A, -058, -059, -063A)
PROPERTY ADDRESS:
1150 E WASHINGTON ST, PHOENIX AZ 85034
LOT SIZE:
125,400 SF / 2.9 AC (GROSS)
94,059 SF / 2.2 AC (NET)
CURRENT ZONING:
C1 / C3
PROPOSED ZONING:
(DTC/WU - TRANSECT T5-6 CLASSIFICATION)
DOWNTOWN CODE / WALKABLE URBAN CODE )
EXISTING USES:
OFFICE / SURFACE PARKING
PROPOSED USES:
RESIDENTIAL, PARKING GARAGE, SMALL RETAIL
BUILDING SF (GROSS):
251,303 SF RESIDENTIAL AREA (FLOORS 1-5)
2,700 SF LOBBY AREA (GROUND FLOOR)
1,800 SF AMENITY AREA (GROUND FLOOR)
2,000 SF RETAIL AREA (GROUND FLOOR)
133,780 SF PARKING GARAGE (B1 / GROUND FLOOR)
391,583 SF TOTAL BUILDING AREA
LOT COVERAGE:
80% MAXIMUM
(84,651 SF / 94,059 SF) = 90% PROPOSED COVERAGE
OPEN SPACE:
5% MINIMUM
(9,787 SF / 94,059 SF) = 10% PROVIDED
FAR:
4.1 = 391,583 SF / 94,059 SF
CONSTRUCTION TYPE:
IB / VB
PRELIMINARY PARKING:
DTC/WU ALLOWS: 25% REDUCTION / NO GUEST PARKING
REQUIRED / .5 PER 1 OR 2BR UNITS
REQUIRED:
290 SPACES (w/ 25% REDUCTION)
PROVIDED:
382 SPACES
BUILDING HEIGHT:
ALLOWED:
80' UNDER T5-6
PROPOSED:
63'
UNIT COUNT:
270 UNITS PROPOSED
BUILDING LOT STANDARDS FOR TRANSECT T5
MAIN BUILDING SETBACKS
PRIMARY FRONTAGE:
12' MAXIMUM
SECONDARY FRONTAGE:
10' MAXIMUM
SIDE LOT LINE:
0' MAXIMUM
REAR LOT LINE
0' MAXIMUM
PROJECT DESCRIPTION
THE PROPOSED PROJECT IS A MIXED USE DEVELOPMENT WITH FOUR LEVELS OF
RESIDENTIAL ABOVE PODIUM WITH A PARKING GARAGE AND SMALL RETAIL
COMPONENT.
SITE PLAN NOTES
1.
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL APPLICABLE
CODES AND ORDINANCES.
2.
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND.
3.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURING 10' X 20' ON
EACH SIDE OF THE DRIVEWAYS ENTRANCES WILL BE MAINTAINED AT A
MAXIMUM HEIGHT OF 3'.
4.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURING 33' X 33'
WILL BE MAINTAINED AT A MAXIMUM HEIGHT OF 3'.
5.
ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY FROM ADJACENT
RESIDENTIAL DISTRICTS AND WILL NOT EXCEED ONE FOOT CANDLE AT THE
PROPERTY LINE. NO NOISE, ODOR, OR VIBRATION WILL BE EMITTED AT ANY
LEVEL EXCEEDING THE GENERAL LEVEL OF NOISE, ODOR, OR VIBRATION
EMITTED BY USES IN THE AREA OUTSIDE OF THE SITE.
6.
OWNERS OF PROPERTY ADJACENT TO PUBLIC RIGHTS-OF-WAY WILL HAVE THE
RESPONSIBILITY FOR MAINTAINING ALL LANDSCAPING LOCATED WITHIN THE
RIGHTS-OF-WAY, IN ACCORDANCE WITH APPROVED PLANS.
7.
ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE SCREENED TO
THE HEIGHT OF THE TALLEST EQUIPMENT.
ALL SERVICE AREAS SHALL BE SCREENED TO CONCEAL TRASH CONTAINERS,
LOADING DOCKS, TRANSFORMERS BACKFLOW PREVENTERS AND OTHER
MECHANICAL OR ELECTRICAL EQUIPMENT FROM EYE LEVEL ADJACENT TO ALL
PUBLIC STREETS.
8.
BARBED, RAZOR OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE USED ON
THIS SITE WHERE VISIBLE FROM PUBLIC STREETS OR ADJACENT RESIDENTIAL
AREAS.
9.
ALL SIGNAGE REQUIRES SEPARATE REVIEWS, APPROVALS, AND PERMITS. NO
SIGNS ARE APPROVED PER THIS PLAN.
LEGAL DESCRIPTION
LOTS 15, 16 AND 17, BLOCK 2, PORTER & BAXTER'S SUBDIVISION OF TRACT B, MURPHY'S
ADDITION, ACCORDING TO BOOK 1 OF MAPS, PAGE 28, RECORDS OF MARICOPA
COUNTY, ARIZONA.
AND
LOTS 18,19, 20, 21, 22 AND THE EAST .25 FEET OF LOT 23 OF BLOCK 2, PORTER AND
BAXTER'S SUBDIVISION OF TRACT B IN MURPHY'S ADDITION, ACCORDING TO BOOK 1 OF
MAPS, PAGE 28, RECORDS OF MARICOPA COUNTY, ARIZONA. ALSO KNOWN AS
MARICOPA COUNTY ASSESSOR'S PARCEL NOS. 116-43-058, -59 AND -063A
KIVA #
SDEV #
PAPP #
QS #
VICINITY MAP
PROJECT SITE
W MONROE ST
E WASHINGTON ST
N 11TH ST
N 12TH ST
E WASHINGTON ST
CENTER LINE OF STREET
N 12TH ST
CENTER LINE OF STREET
ROW
50' - 0"
ROW
50' - 0"
PRIMARY FRONTAGE
12' - 0" MAX. SETBACK
ROW
40' - 0"
ROW
40' - 0"
SIDE LOT LINE
0" MIN. SETBACK
REAR LOT LINE
0" MIN. SETBACK
ALLEY
20' - 0"
APN: 116-43-048
ZONING: R-4A
APN: 116-43-045
ZONING: R-4A
APN: 116-43-045
ZONING: R-4A
APN: 116-43-044
ZONING: R-4A
APN: 116-43-043
ZONING: R-4A
APN: 116-43-042
ZONING: R-4A
APN: 116-43-041
ZONING: R-4A
APN: 116-43-040
ZONING: R-4A
APN: 116-43-039
ZONING: R-4A
APN: 116-43-047
ZONING: R-4A
APN: 116-45-119
ZONING: PUD
APN: 116-45-121A
ZONING: PUD
ALLEY
20' - 0"
APN: 116-43-063B
ZONING: C-1
APN: 116-43-064
ZONING: C-1
ROW
54' - 0" +/-
LIGHTRAIL
EXISTING FIRE
HYDRANT
EXISTING FIRE
HYDRANT
EXISTING
DRIVEWAY
/ ACCESS POINT
PROPOSED
GARAGE ENTRY
PROPOSED
GARAGE ENTRY
EXISTING DRIVE
TO BE REMOVED
PROPOSED RETAIL
AT GRADE
RESIDENTIAL
LOBBY
APN: 116-44-015A
ZONING: PUD
APN: 116-44-014A
ZONING: PUD
APN: 116-44-013A
ZONING: PUD
APN: 116-44-012A
ZONING: PUD
APN: 116-44-011A
ZONING: WU
APN: 116-44-010A
ZONING: WU
APN: 116-44-009A
ZONING: WU
APN: 116-44-008A
ZONING: WU
APN: 116-44-007A
ZONING: WU
APN: 116-47-085
ZONING: C-2
33' - 0"
33' - 0"
12x12 EASEMENT
DEDICATION
33'x33' VISIBILITY
TRIANGLE
PROPERTY LINE
AND PROPOSED BUILDING LINE
ABOVE +16'-0"
PROPERTY LINE
AND PROPOSED BUILDING LINE
ABOVE +16'-0"
EXISTING
BUS STOP
EXIT STAIR
EXIT STAIR
RESIDENTIAL UNITS
AT GRADE
EVENT
SPACE
HATCH/DASHED LINE
DENOTES RESIDENTIAL
MASSING ABOVE
PROPOSED ZONING: DTC/WU T5-6
PROPOSED
BUS STOP
PROPOSED
LANDSCAPE
PROPOSED
LANDSCAPE
10'x20' VISIBILITY
TRIANGLE
MAIN BLDG
ENTRY
MIN. 7' - 0"
SIDEWALK
VARIES
LANDSCAPE
10' - 0"
MAIL RM.
FLEX SPACE
BIKE REPAIR
MIN. 50% STOREFRONT FRONTAGE
109' - 0"
TOTAL SECONDARY FRONTAGE
213' - 8"
ELEVATOR
COMMON ENTRY
COMMON ENTRY
PATIO FRONTAGE TYPE
225' - 0"
LANDSCAPE
5' - 0"
SIDEWALK
10' - 0"
Project No.
Drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used, or disclosed without
written consent of the architect.
Date
PRELIMINARY:
NOT FOR
REGULATORY
APPROVAL,
PERMITTING,
OR CONSTRUCTION
Revisions
© 2018 NELSEN PARTNERS, INC.
319083
A110
SITE PLAN
Hawkins Residential
Hawkins Companies
1150 E. WASHINGTON ST, PHOENIX, AZ 85034
10 April 2020
REF:
SCALE:
2
PROPOSED MASSING
2 / A110
PLAN
NORTH
REF:
SCALE: 1" = 30'-0"
1
SITE PLAN
1 / A110
5-22-2020
12-31-2021

62'-6"
T.O. PARAPET
49'-0"
T.O. 5TH FL
38'-0"
T.O. 4TH FL
27'-0"
T.O. 3RD FL
16'-0"
T.O. 2ND FL
60'-0"
T.O. ROOF
0'-0"
FINISH FLOOR
FIBER CEMENT BOARD
STUCCO - PAINT COLOR 2
STUCCO - PAINT COLOR 1
1" INSULATED GLAZING
STUCCO - PAINT COLOR 1
BRICK VENEER
GLASS CURTAN WALL
-12" DEEP ALUM FRAME
STUCCO - PAINT COLOR 2
STUCCO - PAINT COLOR 1
FIBER CEMENT BOARD
STC
STC
CONC
STC
G
STC
STC
CONC
BR
G
STUCCO - PAINT COLOR 1
STC
BUILDING BEYOND
62'-6"
T.O. PARAPET
49'-0"
T.O. 5TH FL
38'-0"
T.O. 4TH FL
27'-0"
T.O. 3RD FL
16'-0"
T.O. 2ND FL
60'-0"
T.O. ROOF
0'-0"
FINISH FLOOR
FIBER CEMENT BOARD
STUCCO - PAINT COLOR 2
STUCCO - PAINT COLOR 1
1" INSULATED GLAZING
BRICK VENEER
1" INSULATED GLAZING
DIMENSIONAL SIGNAGE
- PAINTED
PERFORATED METAL SCREEN
STEEL ENTRY CANOPY
W/ PERFORATED METAL SCREEN
PERFORATED METAL SCREEN
BR
G
G
CONC
STC
STC
M
M
STL
62'-6"
T.O. PARAPET
49'-0"
T.O. 5TH FL
38'-0"
T.O. 4TH FL
27'-0"
T.O. 3RD FL
16'-0"
T.O. 2ND FL
60'-0"
T.O. ROOF
0'-0"
FINISH FLOOR
1" INSULATED GLAZING
CIP CONCRETE WALL
STUCCO - PAINT COLOR 2
STUCCO - PAINT COLOR 1
BRICK VENEER
GARAGE ENTRY
GARAGE ENTRY
STUCCO - PAINT COLOR 1
STC
STC
M
STC
CONC
BR
62'-6"
T.O. PARAPET
49'-0"
T.O. 5TH FL
38'-0"
T.O. 4TH FL
27'-0"
T.O. 3RD FL
16'-0"
T.O. 2ND FL
60'-0"
T.O. ROOF
0'-0"
FINISH FLOOR
FIBER CEMENT BOARD
STUCCO - PAINT COLOR 2
STUCCO - PAINT COLOR 1
1" INSULATED GLAZING
BRICK VENEER
CIP CONCRETE WALL
PERFORATED METAL SCREEN
PERFORATED METAL SCREEN
STUCCO - PAINT COLOR 1
M
M
BR
CONC
G
CONC
STC
STC
STC
Project No.
Drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used, or disclosed without
written consent of the architect.
Date
PRELIMINARY:
NOT FOR
REGULATORY
APPROVAL,
PERMITTING,
OR CONSTRUCTION
Revisions
© 2018 NELSEN PARTNERS, INC.
319083
A301
EXTERIOR ELEVATIONS
Hawkins Residential
Hawkins Companies
1150 E. WASHINGTON ST, PHOENIX, AZ 85034
10 April 2020
REF:
SCALE: 1" = 20'-0"
1
SOUTH ELEVATION
1 / A301
REF:
SCALE: 1" = 20'-0"
2
EAST ELEVATION
2 / A301
REF:
SCALE: 1" = 20'-0"
3
NORTH ELEVATION
3 / A301
REF:
SCALE: 1" = 20'-0"
4
WEST ELEVATION
4 / A301
4-10-2020
12-31-2021